5800 Hamner Ave #159 · Eastvale, CA 91752

$235,000

2 bd · 2.0 ba · 1,200 sqft · Manufactured public records · 16 Days on market

Built 2000 $196/sqft · 62% above area

---

Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Swan Lake located in the beautiful city of Eastvale. Ready to move in well maintained manufactured home with beautiful custom woodwork inside living room and kitchen. Corner lot property located conveniently next to the market in the park. Less than a year old central Air-conditioning through out the home. Property has a custom shed perfect for storing your extras, irrigation system in the front Lawn is on a timer. Front lawn/patio has permanent cement pavers and artificial grass. It's a must see! Park amenities include market on site, pool, lake, trails, gated community with 24 hour security at entrance.

Key facts

• Corner lot property
• Irrigation system
• Custom shed

Tags

• CUSTOM WOODWORK
• CORNER LOT PROPERTY
• CENTRAL AIR-CONDITIONING
• CUSTOM SHED
• IRRIGATION SYSTEM
• PERMANENT CEMENT PAVERS

Property features AI

Finance

• Other: Community features: biking paths, lake, park; Pets allowed in the community
• HOA & community: Land lease community (Swan Lake); Land lease amount $1,145

Exterior

• Parking: One garage space; One parking space total; Located in Swan Lake park
• Utilities: Private water service; Private sewer
• Home design: Mobile home remains on site; Single-story property; Entry at street level
• Construction: Mobile home 56 ft by 24 ft; Year built recorded from other source
• Exterior features: Community pool access; Corner lot; Landscaped yard; Front yard

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (furnace); Central air conditioning
• Interior features: Built-in shelving/storage; High ceilings (9 feet or more); Single-level living (one story); Main entry on the first level
• Laundry & utility: On-site laundry; Gas and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $235k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $231k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 2.9% in Eastvale — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#464 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, cost of living F.
• Jurupa Unified (suburban): math 25% / reading 38% proficiency, ranked #953 of 1,400 in CA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 64 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 32% of the median local income ($115k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $66k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $180k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 3→7/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,475 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.31% ✓
• Cap rate: 11.71%
• Cash-on-cash: 19.36%
• DSCR: 1.86
• GRM: 6.4

CMA / ARV

• ARV (median comp): $145,170
• List price: $235,000
• Delta: 58.43%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5800 Hamner #416	0.00mi	3/3.0 (+1)	1,200 (0%)	1mo	$115,000	$96	90
5800 Hamner Ave #436	0.00mi	3/2.0 (+1)	1,230 (+2%)	1mo	$235,000	$191	90
5800 Hamner Ave #159	0.00mi	3/2.0 (+1)	1,200 (0%)	6mo	$180,000	$150	90
5800 Hamner #431	0.00mi	3/2.0 (+1)	1,248 (+4%)	1mo	$155,000	$124	88
5800 Hamner #156	0.00mi	3/2.0 (+1)	1,152 (-4%)	3mo	$172,500	$150	86
5800 Hamner Ave #288	0.00mi	3/2.0 (+1)	1,152 (-4%)	9mo	$127,000	$110	81
5800 Hamner #287	0.00mi	3/2.0 (+1)	1,122 (-6%)	7mo	$60,000	$53	78
5800 Hamner Ave #72	0.00mi	3/2.0 (+1)	1,344 (+12%)	3mo	$255,000	$190	73
5800 Hamner Ave #568	0.07mi	3/2.0 (+1)	1,344 (+12%)	0mo	$247,500	$184	72
5800-#407 Hamner Ave #407	0.00mi	3/2.0 (+1)	1,344 (+12%)	8mo	$161,500	$120	68
5800 Hamner #64	0.18mi	3/2.0 (+1)	1,056 (-12%)	6mo	$160,000	$152	61
5800 Hamner Ave #301	0.21mi	3/2.0 (+1)	1,049 (-13%)	9mo	$130,000	$124	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.45×
• Total profit: $29,412
• Equity at exit: $35,039

10-year hold

• IRR: 20.3%
• Equity multiple: 2.71×
• Total profit: $112,219
• Equity at exit: $20,319

Cash invested: $65,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 91752

• Rents YoY: 3.0%
• Active inventory: 64
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,082 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$43 /mo · $517/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$647
• Net cashflow: $1,061

Break-even live

Break-even rent $1,738

Max offer price $235,000

Occupancy floor 61%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5464 W Homecoming Cir Eastvale, CA	1.0–3.0	1.5–3.0	1359	$3,438	$2.53	2d	20	0.26mi
5954 Catskills Ct Eastvale, CA	2.0	2.5	1378	$3,500	$2.54	22d	1	0.43mi
6302 Ancora Ln Eastvale, CA	2.0	2.5	1211	$2,800	$2.31	43d	1	0.60mi
12402 Constellation St Eastvale, CA	3.0	3.0	1499	$3,300	$2.20	43d	1	0.62mi
6386 Pegasus Ct Eastvale, CA	3.0	4.0	1500	$3,100	$2.07	24d	1	0.69mi
4536 S Afton Privado Ontario, CA	2.0	2.0	1416	$3,500	$2.47	2d	1	0.80mi
11958 Sunstone Ct Unit 2-5 Jurupa Valley, CA	1.0	1.0	866	$1,499	$1.73	43d	1	0.88mi
11958 Sunstone Ct Unit 2-M Jurupa Valley, CA	1.0	1.0	899	$1,699	$1.89	43d	1	0.88mi
4130 E Malagon Privado #88 Ontario, CA	3.0	2.5	1389	$3,150	$2.27	24d	1	0.91mi
4110 E Coronado Privado Ontario, CA	2.0	2.0	1193	$3,300	$2.77	22d	1	1.06mi
6770 Pats Ranch Rd Jurupa Valley, CA	1.0–2.0	1.0–2.0	938	$3,712	$3.96	2d	16	1.14mi
4255 E Carmel Privado Ontario, CA	3.0	2.5	1450	$3,200	$2.21	24d	1	1.17mi
4231 S Hollyhock Paseo #76 Ontario, CA	3.0	2.5	1428	$3,000	$2.10	24d	1	1.22mi
4231 E Sage Paseo Unit 97 Ontario, CA	3.0	2.5	1428	$3,150	$2.21	24d	1	1.25mi

Listing history 23 events

1. 2026-06-18
   days on market $235,000 Active 16 DOM
2. 2026-06-17
   days on market $235,000 Active 15 DOM
3. 2026-06-16
   days on market $235,000 Active 14 DOM
4. 2026-06-15
   days on market $235,000 Active 13 DOM
5. 2026-06-13
   days on market $235,000 Active 11 DOM
6. 2026-06-13
   days on market $235,000 Active 10 DOM
7. 2026-06-09
   days on market $235,000 Active 7 DOM
8. 2026-06-08
   days on market $235,000 Active 6 DOM
9. 2026-06-07
   days on market $235,000 Active 5 DOM
10. 2026-06-04
    days on market $235,000 Active 2 DOM
11. 2026-06-03
    pricedays on marketlisting id $235,000 Active 1 DOM
12. 2026-05-13
    status Pending Sale 750-char remark
13. 2026-05-09
    status Active 750-char remark
14. 2026-04-21
    price $229,990 750-char remark
15. 2026-04-08
    price $239,990 750-char remark
16. 2026-03-17
    listed $250,000 Active 750-char remark
17. 2025-12-05
    soldstatus $180,000 Closed Sale 623-char remark

    Show marketing remark (623 chars)

    Welcome to Swan Lake located in the beautiful city of Eastvale. Ready to move in well maintained manufactured home with beautiful custom woodwork inside living room and kitchen. Corner lot property located conveniently next to the market in the park. Less than a year old central Air-conditioning through out the home. Property has a custom shed perfect for storing your extras, irrigation system in the front Lawn is on a timer. Front lawn/patio has permanent cement pavers and artificial grass. It's a must see! Park amenities include market on site, pool, lake, trails, gated community with 24 hour security at entrance.

18. 2025-10-28
    historical Active Under Contract 623-char remark

    Show marketing remark (623 chars)

    Welcome to Swan Lake located in the beautiful city of Eastvale. Ready to move in well maintained manufactured home with beautiful custom woodwork inside living room and kitchen. Corner lot property located conveniently next to the market in the park. Less than a year old central Air-conditioning through out the home. Property has a custom shed perfect for storing your extras, irrigation system in the front Lawn is on a timer. Front lawn/patio has permanent cement pavers and artificial grass. It's a must see! Park amenities include market on site, pool, lake, trails, gated community with 24 hour security at entrance.

19. 2025-10-24
    status Active 623-char remark

    Show marketing remark (623 chars)

    Welcome to Swan Lake located in the beautiful city of Eastvale. Ready to move in well maintained manufactured home with beautiful custom woodwork inside living room and kitchen. Corner lot property located conveniently next to the market in the park. Less than a year old central Air-conditioning through out the home. Property has a custom shed perfect for storing your extras, irrigation system in the front Lawn is on a timer. Front lawn/patio has permanent cement pavers and artificial grass. It's a must see! Park amenities include market on site, pool, lake, trails, gated community with 24 hour security at entrance.

20. 2025-10-20
    status Pending Sale 623-char remark

    Show marketing remark (623 chars)

    Welcome to Swan Lake located in the beautiful city of Eastvale. Ready to move in well maintained manufactured home with beautiful custom woodwork inside living room and kitchen. Corner lot property located conveniently next to the market in the park. Less than a year old central Air-conditioning through out the home. Property has a custom shed perfect for storing your extras, irrigation system in the front Lawn is on a timer. Front lawn/patio has permanent cement pavers and artificial grass. It's a must see! Park amenities include market on site, pool, lake, trails, gated community with 24 hour security at entrance.

21. 2025-10-19
    status Active 623-char remark

    Show marketing remark (623 chars)

    Welcome to Swan Lake located in the beautiful city of Eastvale. Ready to move in well maintained manufactured home with beautiful custom woodwork inside living room and kitchen. Corner lot property located conveniently next to the market in the park. Less than a year old central Air-conditioning through out the home. Property has a custom shed perfect for storing your extras, irrigation system in the front Lawn is on a timer. Front lawn/patio has permanent cement pavers and artificial grass. It's a must see! Park amenities include market on site, pool, lake, trails, gated community with 24 hour security at entrance.

22. 2025-10-11
    status Active 623-char remark

    Show marketing remark (623 chars)

    Welcome to Swan Lake located in the beautiful city of Eastvale. Ready to move in well maintained manufactured home with beautiful custom woodwork inside living room and kitchen. Corner lot property located conveniently next to the market in the park. Less than a year old central Air-conditioning through out the home. Property has a custom shed perfect for storing your extras, irrigation system in the front Lawn is on a timer. Front lawn/patio has permanent cement pavers and artificial grass. It's a must see! Park amenities include market on site, pool, lake, trails, gated community with 24 hour security at entrance.

23. 2025-09-01
    listed $185,000 Active 623-char remark

    Show marketing remark (623 chars)

    Welcome to Swan Lake located in the beautiful city of Eastvale. Ready to move in well maintained manufactured home with beautiful custom woodwork inside living room and kitchen. Corner lot property located conveniently next to the market in the park. Less than a year old central Air-conditioning through out the home. Property has a custom shed perfect for storing your extras, irrigation system in the front Lawn is on a timer. Front lawn/patio has permanent cement pavers and artificial grass. It's a must see! Park amenities include market on site, pool, lake, trails, gated community with 24 hour security at entrance.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $517 · $43/mo
• Projected year-2 tax: $1,786 · $149/mo
• Expected delta: +$1,269/yr (+$106/mo · 245.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 3 d/yr ≥102°F today · 7 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 23 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,983
• − Mortgage interest: −$13,164
• − Property taxes: −$517
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,959
• − Management: −$2,959
• − Depreciation: −$6,836
• Taxable income: $9,374
• Est. tax owed @ 24.0%: −$2,250
• After-tax cash flow: $10,487/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Jurupa Unified
• NCES district ID: 0619260
• Math proficiency: 25% ▲ 2.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $58,100
• Composite: 30.97/100
• National rank: #11327
• State rank: #953 of 1400 in CA

Livability — Eastvale

• Score: 63/100
• State rank: #464
• US rank: #15853

Category grades

Amenities F Commute F Cost of living F Crime A- Employment A+ Housing A+ Health & safety F User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eastvale, CA
• County: Riverside County · 2,287,001 people
• City population: 75,043
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 37,983
• Household income: $115,177
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 1280.0

Population outlook (Riverside County) Hauer SSP2

• Today (2025): 2,664,475 people
• By 2030: 2,802,692 · +5.2%
• By 2040: 3,050,904 · +14.5%
• By 2050: 3,256,783 · +22.2%
• By 2075: 3,655,058 · +37.2%
• By 2100: 3,766,594 · +41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 61% White 20% Two or more races 16% Asian 10% Black 7% Native American 1%
• Hispanic origin (detail): Mexican 54% Puerto Rican 1%
• Common ancestry: Italian 1% Lithuanian 1% Iranian 1%
• Foreign-born: 26% · Canada, China, South Korea
• Languages at home: 47% English-only · Spanish 45% Tagalog/Filipino 2% Other Indo-European 2%

Political lean MEDSL · Riverside

• 2024 margin: Toss-up / Even · D 48.0% · R 49.3% · Other 2.6%
• 2008→2024 swing: -3.6pp toward R · 2008: 2.3pp · 2024: -1.3pp
• All cycles: 2024: R+1.3 2020: D+8.0 2016: D+4.3 2012: R+0.4 2008: D+2.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -560.99%
• Current HPI: 426.3636
• Rent YoY: ▲ 3.00%
• Metro: Riverside-San Bernardino-Ontario, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+27.0% since first listed

17 events — show timeline

• 2026-06-02 Listed $235,000 CRMLS
• 2026-05-27 Listing Removed — CRMLS
• 2026-05-27 Relisted — CRMLS
• 2026-05-24 Pending — CRMLS
• 2026-05-21 Relisted — CRMLS
• 2026-05-13 Pending — CRMLS
• 2026-05-09 Relisted — CRMLS
• 2026-04-21 Price Changed $229,990 CRMLS
• 2026-04-08 Price Changed $239,990 CRMLS
• 2026-03-17 Listed $250,000 CRMLS
• 2025-12-05 Sold (MLS) $180,000 CRMLS
• 2025-10-28 Contingent — CRMLS
• 2025-10-24 Relisted — CRMLS
• 2025-10-20 Pending — CRMLS
• 2025-10-19 Relisted — CRMLS
• 2025-10-11 Relisted — CRMLS
• 2025-09-01 Listed $185,000 CRMLS

Property tax history

-1.8%/yr

Latest (2025): $517 · +5.4% YoY. Source: county tax records.